Kyiv market research: housing prices are rising, rents are increasing by 25-35%, and apart-hotels are outperforming apartments in terms of profitability
Ribas Invest and Ribas Hotels Group have presented a comprehensive study entitled ‘Investment Attractiveness of Kyiv: Residential and Hotel Real Estate,’ which covers market analytics, price dynamics, demand, and investment returns.
Read the study at the link: https://t.me/income_property_bot.
The study examined projects in the capital, the profitability of flats and apartments, the structure of the hotel fund, and the prospects for the development of the apart-hotel segment. In addition, experts from LUN, DIM.RIA and Yana Kuznetsova, co-founder and CEO of Ribas Invest, provided their comments on market trends.
Among the findings of the study:
- In 2024, 1,412,122 m² of housing was commissioned in Kyiv, exceeding the pre-war average annual figures (≈1.35 million m²).
- The number of apartment purchase and sale transactions in 2024 will be 178,439, an increase of 3.4% from the previous year.
- The average payback period for an apartment in Kyiv is 12.6 years, corresponding to an annual return of 7.9%. Apartments in a profitable hotel pay for themselves in 8-10 years (10-12.5% per annum).
- Rental prices in the capital have risen by 25-35% over the year, with the highest demand for new buildings and properties near the metro (tenants are willing to pay 80-100% more for apartments in new buildings).
- There are approximately ≈6,268 apartments on the rental market, which is only 0.6% of the total housing stock (1,045,083 flats).
- The average exposure time for apartments has decreased from 10 days (2023) to 6 days (Q1 2025).
- There are 120 hotel facilities with 16,013 beds operating in Kyiv. International chains manage 66.6% of hotels.
“We conducted this study to give the market clear guidelines on what really works in real estate today. One of the key conclusions is that apart-hotels provide a return of 10-12.5% per annum with a payback period of 8-10 years, while classic apartments provide an average return of 6.4-9.4% per annum with a payback period of 10-15 years. At the same time, apartments are a fully managed model: the investor does not have to look for tenants or provide services, as everything is taken care of by the management company. This is not only profitable, but also convenient,” said Yana Kuznetsova.
“We analysed how the hotel market has changed under the influence of wartime and saw an interesting transformation. Demand is increasingly shifting towards long-term stays. In this context, aparthotels have become a natural response to the demands of the times — they are a hybrid of housing and service that combines comfort for guests with high profitability and transparent management for investors. We see that investors are willing to invest in quality. For example, in the business segment, apartments are sold for $2020-2420/m², and they are in stable demand. This is an indicator of confidence in the format and professional management,” emphasises Artur Lupashko, founder of the Ribas Hotels Group.
The full version of the study is available at: https://t.me/income_property_bot.
Reference
Ribas Invest is an investment platform for the sale of profitable hotel properties in Ukraine, Bali and Poland, managed by the international hotel operator Ribas Hotels Group with 11 years of experience.
Ribas Hotels Group is a Ukrainian company specialising in hotel and income-generating property management. As of 2025, the company’s portfolio includes more than 56 hotels under management, design and construction in Ukraine, Bali, Moldova, Poland and Turkey.
